Thursday, 26 February 2015

What will 2015s property trends be in Warrington

I had an interesting chat with a regular reader of the ‘Warrington Property News’ he is looking to investing in property in or around Warrington so he popped into our offices for a coffee whilst his wife was doing some early Easter shopping. We got talking about the Warrington market and as you can imagine my colleagues also got stuck into the conversation.

You see, property values didn’t stop dropping in Warrington until January 2013, so after a strong run over the last 20 months, the ever upward drive of house price rises has started to turn with increases now at an almost standstill for the first time since the start of 2013. It is obvious that estate agents in Warrington are wary about the direction of the market as a result of the not as strong demand and fewer house sales.

With the uncertainty of a possible interest rate rise, new mortgage rules, a general election on the horizon and recent warnings of a house price bubble. Although the main indicators suggest that buyers will start to gain the upper hand, especially with the new stamp duty rules announced recently by George Osborne. However, there are many homeowners who don’t need to sell and won’t bother unless it’s economically beneficial to do so, but most homeowners are homebuyers, so what they lose with one they gain with another.

This is all good news for landlords looking to buy rental property with the changes in stamp duty and later in 2015, the new rules regarding pensions, where you will be able to take money out of your pension pot to invest in property. However, at the same time, I would say don’t just buy any old property in Warrington. First time landlords need to be cautious. The doubling of house prices every seven to ten years which has taken place since WW2 doesn't seem to have been seen since the mid 2000’s. The property market is shifting with more properties being built and restrictions put on mortgage lending, the likelihood of the property market increasing at the same levels as the past are questionable. But investing in property is also about receiving the rent.

On the one hand going for high yielding Warrington property to rent out seems an obvious choice, but high yielding property often doesn’t go up in value that well and in some circumstances doesn’t keep up with inflation, meaning in real terms you have a depreciating asset (I spoke about this a few months ago in ‘The Warrington Property Blog’ when comparing Hazel Street to Chapleford Village). So surely you should pick a property that has great capital growth then, because of the obvious potential to generate long term capital profit, especially with inflation eating away at our savings. However, rental yields on high capital growth properties (in areas such as Stockton Heath, Grappenhall and Chapleford village) tend to be low meaning if you are taking a high percentage mortgage, the rent doesn’t pay the mortgage payments.

If you would like more information on investing in Warrington property market, please call me on 01925 235338 or pop into the office for a brew

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